Rental Property Make-Ready in Houston, TX
Silverheels Construction is a rental property make-ready and turnover contractor in Houston working for investors and landlords. We handle unit turns on a deadline, cosmetic rehabs, flip and BRRRR scopes, and Section 8 inspection repairs — priced to the rent or the resale, not gold-plated. Free estimates.
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For a rental, every day of vacancy is money, and every dollar over-spent on finishes you can't charge for is money too. Rental property make-ready in Houston is a numbers game: get the unit rent-ready fast, spend where it affects rent or resale, and skip what doesn't. We're an investor-friendly turnover and rehab contractor — we self-perform paint, flooring, drywall, doors, and the punch list, we work to a deadline, and we'll tell you when a scope is over-improving a unit for its market instead of just cashing the change order.
What a make-ready covers
The standard turn: paint (often the whole unit for a clean, consistent look), LVP flooring or repairs, drywall patches and texture, doors and hardware, blinds, light fixtures and fans swapped for existing ones, and a punch list of the small stuff that makes a unit show rent-ready.
We also handle the repairs that come up between tenants — fence and gate fixes, trim and baseboard, exterior touch-up, and the soft spots and stains that point at something behind the wall. One crew covers the mixed list so the turn isn't a scheduling project.
Turnovers on a deadline
Turn time is the whole game. As a rental turnover contractor we run units to a ready-by date and standardize the spec across your units — the same LVP color, the same paint, the same hardware — so future turns are faster, touch-ups don't require matching, and a damaged room gets swapped without redoing the unit.
A unit that's ready a week sooner is a week of rent recovered, and that math usually dwarfs small differences in turn cost.
Investor-friendly scope and pricing
Investor-friendly means pricing to the asset, not the Pinterest board. We scope a turn or rehab to the rent it will command or the resale it's aimed at, and we'll say so when a finish upgrade won't return its cost in that market or that price band.
For out-of-area and busy investors, we work from photos and a defined scope, document the work with photos, and keep one point of contact so you're not managing a turn from three time zones away. Pricing is per unit on a scope you can repeat, so your numbers are predictable deal to deal.
Rehabs, flips, and BRRRR
Beyond a basic turn, we handle cosmetic rehab scopes: full paint and flooring, drywall, doors and trim, kitchen and bath refreshes with cabinet painting and fixture swaps, and the exterior and fence work that fixes curb appeal.
As a rehab and flip contractor we finish to the price band — a rental rehab, a starter-home flip, and a higher-end flip are three different finish levels, and matching finish to exit is where flip budgets are won or lost. For a BRRRR, the make-ready and rehab need to hit the condition and timeline your refinance appraisal depends on, and we scope with that in mind. Structural, foundation, heavy electrical, and HVAC work fall outside what we self-perform, and we'll flag those early so they don't surprise your budget.
Section 8 and HQS repairs
Section 8 units have to pass an HQS inspection, and the fail list is usually cosmetic and safety-item repairs rather than anything exotic: peeling paint, damaged flooring and trip hazards, doors and locks that don't work, handrails, window and screen issues, and holes in walls or ceilings.
We work an HQS punch list to get a unit to pass, self-performing the drywall, paint, flooring, door, and carpentry items that make up most of it. Where a failed item is electrical or HVAC, that's outside our scope and needs the right specialist — we'll separate those out on the list so you know exactly what we're handling and what you need elsewhere.
What we don't do
We self-perform paint, flooring, drywall, doors and hardware, carpentry, and fencing — the trades that make up a make-ready and a cosmetic rehab. We don't do heavy electrical (new circuits, panels, rewiring), HVAC systems, or mold remediation, which requires a state license in Texas.
Swapping a fixture or fan for an existing one is within scope; running new power isn't. On a bigger rehab we'll tell you early which line items need a specialist so your budget and timeline account for them from the start.
Frequently asked questions
How fast is a rental turnover?
A standard cosmetic turn — paint, flooring, punch — is typically a few days depending on unit size and condition, longer if there's real repair involved. We run to a ready-by date.
What does a make-ready cost per unit?
It depends on size, the condition the unit came back in, and how much flooring and paint it needs. We price per unit on a scope you can standardize so your numbers stay predictable. Estimates are free.
Do you work with out-of-state or remote investors?
Yes. We work from photos and a defined scope, document the work, and keep one point of contact so you can manage a turn or rehab without being on site.
Can you do a full flip rehab?
We handle cosmetic rehab scopes — paint, flooring, drywall, doors, trim, kitchen and bath refreshes, and exterior work — finished to the price band. Structural, foundation, heavy electrical, and HVAC fall outside what we self-perform, and we flag those early.
Do you handle Section 8 / HQS repair lists?
Yes. We work the HQS punch list to get a unit to pass, self-performing the drywall, paint, flooring, door, and carpentry items. Electrical and HVAC failures are outside our scope and we separate those out on the list.
Do you do electrical or HVAC?
No. New circuits, panel work, and HVAC systems are outside our scope, and we don't do mold remediation. We self-perform paint, flooring, drywall, doors, carpentry, and fencing, and swap fixtures for existing ones.
Service areas
- East End
- Northside
- Sharpstown
- Gulfton
- Pasadena
- Spring Branch
- Katy
- Pearland